What to Do if Your Landlord Has No HMO Licence in Northern Ireland

If you rent a room in a shared house or flat in Northern Ireland, it's important to know about HMO (House in Multiple Occupation) licensing and what happens if your landlord hasn’t got the required licence. HMO rules are designed to keep renters safe, protect your rights, and ensure properties meet certain standards.

Understanding HMO Licensing in Northern Ireland

An HMO, or House in Multiple Occupation, is any property rented out to three or more tenants forming more than one household, where facilities like kitchen or bathroom are shared. Since 1 April 2019, it is a legal requirement for all HMOs in Northern Ireland to have a valid HMO licence issued by the local council.^[1]

• Landlords must apply for and renew the HMO licence every 5 years.
• Properties must meet safety, space, and amenity standards set by law.
• Licences are checked and enforced by local councils, coordinated by the NI Housing Executive (NIHE).

Is Your Rental Home an HMO?

If you are sharing with people you are not related to, and there are three or more tenants (making up at least two households), your home is likely classed as an HMO. Find more on how HMOs are defined at the NI Housing Executive HMO Information.

What if Your Landlord Does Not Have an HMO Licence?

Letting a property as an HMO without a licence is a criminal offence in Northern Ireland. If your landlord doesn’t have a valid HMO licence:

• They may face substantial fines (up to £20,000 for each offence).
• You still have rights as a renter, including the right to a safe home and proper notice to leave.

Your tenancy is still legally valid. You cannot be evicted simply because your landlord is unlicensed.

What Laws Apply?

The main legislation covering HMOs and your rights is the Houses in Multiple Occupation Act (Northern Ireland) 2016.^[2] For all tenancies, the Private Tenancies (Northern Ireland) Order 2006 also applies.

Your Protections as a Renter

• If your landlord is unlicensed, you do not have to move out immediately.
• You are entitled to safe living conditions and to request repairs.
• You may be eligible to claim back some rent paid during the unlicensed period (see Rent Repayment Orders below).

Reporting an Unlicensed HMO

If you believe your home is an HMO and your landlord does not have a licence, you can report this to your local council or the dedicated Belfast City Council HMO Unit, which oversees HMO licensing for all of Northern Ireland.

How to Report an Unlicensed HMO – Forms & Process

Step 1: Check the online HMO Public Register to see if your home is officially licensed. You’ll need your postcode or address.

Step 2: If your property is not listed or you suspect it’s unlicensed, contact the HMO Unit at Belfast City Council. There is no specific form number, but you should use their online HMO report form or email HMO@belfastcity.gov.uk.

• Form example: Belfast City Council HMO Report Form (online portal). Use it to anonymously report suspected unlicensed properties or breaches of standards.

What Happens After You Report?

The council will investigate your report and may inspect the property. If the landlord is found to be letting an HMO without a licence, enforcement action—including court fines and possible Rent Repayment Orders—may follow.

Rent Repayment Orders (RROs) – Can You Get Your Rent Back?

If a landlord is convicted for letting an HMO without a licence, you may be able to apply for a Rent Repayment Order to claim back up to 12 months’ rent. These are handled by the Rent Assessment Panel for Northern Ireland.

• Form required: There is currently no official standard RRO application form in Northern Ireland. You should contact the Rent Assessment Panel directly for advice and procedures.
• Find contact details for the Panel at the Department of Justice Northern Ireland.

Summary: If your landlord does not have an HMO licence, you can report the issue, your tenancy is still legally protected, and you may be able to recover some rent.

Frequently Asked Questions

1. Can my landlord evict me if I report them for not having an HMO licence?
   No, reporting your landlord does not affect your legal rights to stay in your home. They must still follow proper legal eviction procedures.
2. How can I check if my home is a licensed HMO?
   Use the official NI HMO Public Register or contact your local council for confirmation.
3. What are the penalties if my landlord is unlicensed?
   Letting an HMO without a licence can result in a fine of up to £20,000, plus additional penalties for ongoing non-compliance.
4. Will I have to move out if my landlord is caught?
   No, your tenancy remains valid. The council may work with your landlord to bring the property up to standard rather than evict tenants.
5. Can I claim back the rent I paid while my home was unlicensed?
   In some cases, yes. If your landlord is prosecuted, you may apply to the Rent Assessment Panel for a Rent Repayment Order to recover up to 12 months’ rent.

Need Help? Resources for Renters

• NI Housing Executive – HMO Guidance
• Belfast City Council HMO Unit (Report a problem or check HMO details)
• Rent Assessment Panel Northern Ireland
• Department for Communities – Private Rented Sector Advice

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1. [1] NI Housing Executive: HMO Guide
2. [2] Houses in Multiple Occupation Act (Northern Ireland) 2016

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